ALERT RESIDENTIAL INSPECTION 4101 Green Oaks Blvd. Suite #305-203 Arlington, Texas 76016 (817) 808-0274 alertinspection@hotmail.com PROPERTY INSPECTION REPORT Prepared For: SAMPLE REPORT (Name of Client) Concerning: Anywhere, Texas (Address or Other Identification of Inspected Property) By: Jerry D. Hackney - 8472 - Valid through 7/31/10 (Name and License Number of Inspector:) (Date) (Name, License Number and Signature of Sponsoring Inspector, if required) This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important that you carefully read ALL of this information. This inspection is subject to the rules ( Rules ) of the Texas Real Estate Commission ( TREC ), which can be found at www.trec.state.tx.us. The TREC Standards of Practice (Sections 535.227-535.231 of the Rules) are the minimum standards for inspections by TREC-licensed inspectors. An inspection addresses only those components and conditions that are present, visible, and accessible at the time of the inspection. While there may be other parts, components or systems present, only those items specifically noted as being inspected were inspected. The inspector is not required to move furnishings or stored items. The inspection report may address issues that are code-based or may refer to a particular code; however, this is NOT a code compliance inspection and does NOT verify compliance with manufacturer s installation instructions. The inspection does NOT imply insurability or warrantability of the structure or its components. Although some safety issues may be addressed in this report, this inspection is NOT a safety/code inspection, and the inspector is NOT required to identify all potential hazards. In this report, the inspector will note which systems and components were Inspected (I), Not Inspected (NI), Not Present (NP), and/or Deficient (D). General deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing parts, and unsuitable installation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspector is not required to prioritize or emphasize the importance of one deficiency over another. Some items reported as Deficient may be considered life-safety upgrades to the property. For more information, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards, form OP-I. This property inspection is not an exhaustive inspection of the structure, systems, or components. The inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of the risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or changes in performance due to changes in use or occupancy. It is recommended that you obtain as much information as is available about this property, including any seller s disclosures, previous inspection reports, engineering reports, building/remodeling permits, and reports performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188, 1-800-250-8732 or (512) 459-6544 (http://www.trec.state.tx.us). REI 7A-1 (10/2008)
property. It is not the inspector s responsibility to confirm that information obtained from these sources is complete or accurate or that this inspection is consistent with the opinions expressed in previous or future reports. Items identified in the report do not obligate any party to make repairs or take other action, nor is the purchaser required to request that the seller take any action. When a deficiency is reported, it is the client s responsibility to obtain further evaluations and/or cost estimates from qualified service professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair costs. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systems and add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairs have been made. Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets and seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparent condition of the roof, and the performance of the structure and the systems may change due to changes in use or occupancy, effects of weather, etc. These changes or repairs made to the structure after the inspection may render information contained herein obsolete or invalid. This report is provided for the specific benefit of the client named above and is based on observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning of the information in this report. It is recommended that you hire a licensed inspector to perform an inspection to meet your specific needs and to provide you with current information concerning this property. ADDITIONAL INFORMATION PROVIDED BY INSPECTOR Report Number: 32309-1 Inspection Date / Time: March 23, 2009-3pm - 5:30pm House Orientation: The home is facing North This report is confidential, for the Client's use only. Thank you for choosing Alert Residential Inspecton, PLLC for your Structural and Mechanical inspection. Page 2 of 13
I. STRUCTURAL SYSTEMS 1.1 A. Foundations 1.2 Type of Foundation(s): Concrete slab on grade. This residence has a bolted, slab foundation. This type is called a post-tension slab, but is often impossible to distinguish one slab type from another in which even the size and spacing of the bolts can vary, although most are concealed. Our inspection of slabs conforms to industry standards. We examine the visible portion of the stem walls on the exterior of the structure for any evidence of significant cracks or structural deformation. However, we do not move furniture or lift carpeting and padding to look for cracks, and we do not use any specialized tools or measuring devices to establish relative elevations or determine any degree of differential settling. Interestingly, many slabs are found to contain cracks when the carpet and padding are removed, but there is no absolute standard for evaluating them. However, those that are less than 1/4" and which exhibit no significant vertical or horizontal displacement are not regarded as being structurally threatening. They typically result from common shrinkage, but can also be caused by a deficient mixture of concrete, deterioration through time, adverse soil conditions, and poor drainage, and if they are not sealed they can allow moisture to enter a residence, and particularly if the residence is surrounded by a hill or a slope, or if downspouts discharge adjacent to the slab. However, in the absence of any major defects, we may not recommend that you consult with a structural engineer or a foundation contractor, but this should not deter you from seeking the opinion of any such expert. Comments: We were unable to see areas of the foundation gray line (Minimum to 2" should be visible) due to the following reasons; Hi vegetation/grade levels. Deficiencies- Hi vegetation/grade levels were present at one or more locations around the house. Recommend removing the soil/mulch as needed or necessary. Corner spalls were noted at one or more locations. These are not typically a structural concern, however, they could be an undetected entry for wood destroying insects. The inspectors opinion is based on visual observations of accessible and unobstructed areas of the structure at the time of the inspection. Future performance of the structure cannot be predicted or warranted. foundation corners. The foundation appears to be performing as intended. 1.4 B. Grading & Drainage - Comments: Some gutters are filled with debris. The gutters should be cleaned out. Page 3 of 13
1.5 C. Roof Covering Materials 1.6 Type(s) of Roof Covering: Composition/Asphalt. 1.7 Viewed From: Roof level- observed by walking upon it. Comments: ROOF COVERING OBSERVATIONS- The roof coverings appears to be in good condition with a few minor visible signs of damage and/or wear due to age. Note: there is no way to inspect the under layment beneath the shingles without removing the roofing material. Exposed nail heads were noted at one or more locations. The nails heads should be sealed with an approved sealant. Some shingles had worn edges and missing aggregate. ROOF JACKS, FLASHING, & COUNTER FLASHING OBSERVATIONS- The presence of temporary patching materials (calking) around the chimney. The caulking has pulled loose and should be removed and replaced as needed. Flashing at the chimney is rusting. This condition should be monitored to ensure the flashing does not wear through. GUTTERING OBSERVATIONS- Gutter(s) are filled with debris. (Leaves, sticks, and/or aggregate.) Debris may have restricted full viewing at some areas. 1.9 D. Roof Structure and Attic 1.10 Viewed From: Entered attic area. 1.11 Approximate Average Depth of Insulation: 10-16 inches, combination of batt type and blown in present. Page 4 of 13
1.12 Approximate Average Thickness of Vertical Insulation: 1-4 inches. Comments: ATTIC OBSERVATIONS- Truss framing, ROOF STRUCTURE OBSERVATIONS- Areas of purlins and/or purlin struts are loose. ATTIC VENTILATION IS PROVIDED BY: Turbo vents. 1.14 E. Walls (Interior & Exterior) - Comments: INTERIOR WALL OBSERVATIONS- INTERIOR WALLS ARE COVERED WITH THE FOLLOWING MATERIAL(S): Drywall and Wall paper. Stored items or furnishings prevent full inspection, No problems observed during this inspection period. EXTERIOR WALL OBSERVATIONS- EXTERIOR WALLS ARE CONSTRUCTED OF THE FOLLOWING MATERIALS: Brick and/or block (stone) veneer over wood framing and Wood siding and/or particle board. Siding sections and/or wood trim observed in direct contact with soil. This can lead decay due to water "wicking" from the soil into the wood. 1.15 F. Ceilings & Floors - Comments: CEILING COVERING(S): Painted sheet rock. CEILING OBSERVATIONS- No problems observed during this inspection period. FLOOR COVERING(S): Hardwood and carpeting. No problems observed during this inspection period. 1.16 G. Doors (Interior & Exterior) - Comments: INTERIOR DOOR OBSERVATIONS- One or more doors with ball latches were missing. EXTERIOR DOOR OBSERVATIONS- Back exterior door is not latching properly. Adjustment is needed. OVERHEAD GARAGE DOOR OBSERVATIONS- Garage door is metal. At least one of the hinges is loose and missing the mounting screws. The door located between the garage and living space should have an operational auto-closure device. Structures with attached garage(s) should install Carbon Monoxide detectors within the living area. Page 5 of 13
1.17 H. Windows - Comments: Some screens are damaged. Minor moisture damage noted on the window sill at the front windows. 1.18 I. Stairways (Interior & Exterior) - Comments: 1.19 J. Fireplace/Chimney - Comments: FIRE PLACE LOCATION- First Floor, Living Room. FIREPLACE TYPE- Masonry, Chimney is an unlined type, FIRE PLACE OBSERVATIONS- Wood structure (in the attic) is in direct contact with the chimney. There should be a 2" gap or fire stop between the chimney and the wood structure. Damper is present. Gas log lighter is present. No problems were observed during the inspection period. Page 6 of 13
1.20 K. Porches, Balconies, Decks and Carports - Comments: PORCH OBSERVATIONS- Normal stress fractures were present. 1.21 L. Other - Comments: II. ELECTRICAL SYSTEMS 2.1 A. Service Entrance and Panels - Comments: Service is underground. No ground rod could be located. MAIN PANEL COMMENTS: Main panel is located in the Garage, Circuit breakers are provided. No Arc-Fault Circuit Interrupters (AFCI) are installed serving one or more areas of the living room, dining room, bedrooms, den or family rooms. The dead front panel is slightly oxidized due a one time [near-by] storage of an acidic product. This is no longer the practice. Improper wiring ran into the top of the cabinet from the battery backup above. The wiring should be the proper type and be protected from sharp edges and screws. 2.2 B. Branch Circuits- Connected Devices and Fixtures 2.3 Type of Wiring: Copper. Comments: RECEPTACLE DEFICIENCIES- Ground Fault circuit Interrupter(s) were not present, not install properly, and/or do not operate as shown by use of a separate testing devise in the kitchen, master bath, garage and wet bar areas. Exterior receptacle near the front door is missing the protective cover. WALL & APPLIANCE SWITCH DEFICIENCIES-. Switch(s) failed to operate the overhead lighting in the living room area. A licensed electrician should be contacted to further evaluate the electrical system.. ACCESSORY WIRING COMMENTS: No problems observed during this inspection period. One exterior lamp was reported to be burnt out. All others were operational. OVERHEAD GARAGE DOOR OPERATOR OBSERVATIONS- No problems observed during this inspection period. Smoke detectors, are present and operating correctly at the time of this inspection. Page 7 of 13
III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS 3.1 A. Heating Equipment 3.2 Type of System: Forced Air. 3.3 Energy Source: Gas, Gas shut-off valve is located near unit. Comments: 3.4 UNIT LOCATION / DESCRIPTION: Location: Attic, Type and Energy Source: Gas Forced Air. Heating System- Gas furnace deficiencies- NOTE: Full evaluation of the integrity of a heat exchanger requires dismantling of the furnace and is beyond the scope of this inspection. Combustible(s) are close to the heating unit flue vent. The sealing tape on the unit has come loose wasting energy. Return Air Chase/Plenum Observations- No problems were noted at the time of the inspection. Thermostat Observations- The thermostat appeared to operate correctly at the time of the inspection. 3.6 B. Cooling Equipment 3.7 Type of System: Central Air. 3.8 UNIT LOCATION / DESCRIPTION: Location: Attic, Type and Energy Source: Electric. Electric, - Central, AIR TEMPERATURE DIFFERENTIAL- Temperature drop/differential observed between 15-20 degrees. (taken between interior return and supply air) This is considered a normal operating range. EVAPORATOR OBSERVATIONS- No problem observed during this inspection period. CONDENSER (EXTERIOR UNIT) OBSERVATIONS- Condenser Deficiencies- The unit is not elevated high enough above the grade. Insulation is damaged/worn. THERMOSTAT OBSERVATIONS- No problems observed during this inspection period. 3.10 Hvac Location/Coverage Area Unit covers the entire Structure. Page 8 of 13
3.11 C. Duct System, Chases, and Vents - Comments: DUCTWORK TYPE- Fiberglass duct board and/or flexible type ducts were primarily used for distribution/return system throughout. Insulation- No problems observed during this inspection period. Ductwork, Air Chase and/or Plenum Observations- No problems observed during this inspection period. Vent pipe observations- No problems observed during this inspection period. FILTER OBSERVATIONS- No problems observed during this inspection period. System filters should be either cleaned or changed out at least monthly (more often under dusty conditions) for maximum system efficiency and protection. IV. PLUMBING SYSTEM 4.1 A. Water Supply System and Fixtures 4.2 Location of water meter: Exterior on north side of the home. 4.3 Location of main water supply valve: At water meter location. 4.4 Static water pressure reading: 50-60 psi. Comments: Municipal service is primary water source. SUPPLY PIPING TYPE- Combination of materials, POTABLE WATER LINE OBSERVATIONS- Appears serviceable, EXTERIOR PLUMBING- No anti-siphon protection observed on exterior hose bibs/faucets. This is a basic safety attachment to the end of faucets that will protect from a cross connection or back-flow of water into the house. 4.6 Kitchen: No problems observed during this inspection period. 4.7 Bathroom #1: Location, LAVATORY- No problems observed during this inspection period. TOILET/BIDET PLUMBING- No problems observed during this inspection period. TUB/SHOWER PLUMBING- No problems observed during this inspection period. TUB/SHOWER ENCLOSURE- No problems observed during this inspection period. 4.8 Bathroom #2: Location, LAVATORY- No problems observed during this inspection period. TOILET/BIDET PLUMBING- No problems observed during this inspection period. TUB/SHOWER PLUMBING- No problems observed during this inspection period. TUB/SHOWER ENCLOSURE- No problems observed during this inspection period. 4.9 Bathroom #3: Location, LAVATORY- No problems observed during this inspection period. TOILET/BIDET PLUMBING- No problems observed during this inspection period. TUB/SHOWER PLUMBING- No problems observed during this inspection period. TUB/SHOWER ENCLOSURE- No problems observed during this inspection period. Page 9 of 13
4.10 Wet Bar: No problems observed during this inspection period. 4.11 B. Drains, Wastes, and Vents - Comments: DRAIN/WASTE & VENT PIPING TYPE- Combination of materials, SEWER PIPE OBSERVATIONS- No problems observed during this inspection period. SOIL VENT PIPE OBSERVATIONS- No problems observed during this inspection period. 4.12 Kitchen: No problems observed during this inspection period. 4.13 Bathroom #1: LAVATORY- No problems observed during this inspection period. TOILET/BIDET PLUMBING- No problems observed during this inspection period. TUB/SHOWER PLUMBING- No problems observed during this inspection period. 4.14 Bathroom #2: LAVATORY- No problems observed during this inspection period. TOILET/BIDET PLUMBING- No problems observed during this inspection period. TUB/SHOWER PLUMBING- No problems observed during this inspection period. 4.15 Bathroom #3: LAVATORY- TOILET/BIDET PLUMBING- No problems observed during this inspection period. TUB/SHOWER PLUMBING- No problems observed during this inspection period. 4.16 Wet Bar: No problems observed during this inspection period. 4.17 C. Water Heating Equipment 4.18 Energy Source: Gas operated. 50 gallons, 4.19 Location: Water header is located in the Interior utility room. The temperature & pressure release valve discharge piping is kinked and may not allow full and unrestricted flow. No Safety pan present and/or safety pan drain line was missing/terminated incorrectly. The cold water fill line did not appear to be bonded to ground. The water heater/vent pipe is too close to combustible(s). Page 10 of 13
4.20 C. Water Heating Equipment - Comments: 4.21 Energy Source: Gas operated. 50 gallons, 4.22 Location: Water header is located in the garage. No Safety pan present and/or safety pan drain line was missing/terminated incorrectly. No impact protection is provided. The water heater/vent pipe is too close to combustible(s). 4.23 D. Hydro-Massage Therapy Equipment - Comments: Deficiencies- Whirlpool was inaccessible. No maintenance access was located. The GFCI is not present or failed to operate. V. APPLIANCES 5.1 A. Dishwasher - Comments: Door springs were weak/missing. Discharge hose is installed without an air gap. The drain line should be raised to the underside of the counter top. Page 11 of 13
5.2 B. Food Waste Disposer - Comments: No problems observed during limited test run of appliance. 5.3 C. Range Exhaust Vent - Comments: Exhaust vent is a vented type. No problems observed during limited test run of appliance. 5.4 D. Ranges, Cooktops, and Ovens - Comments: Range present, Gas. Burner(s) failed to operate. Oven present, Electric. With the thermostat set at 350 degrees the oven shut down temperature was 352 degrees. 5.5 E. Microwave Oven - Comments: No problems observed during this inspection period. Note: No microwave leak detection and/or output testing was done during this inspection period. 5.6 F. Trash Compactor - Comments: No problems observed during limited test run of appliance. 5.7 G. Mechanical Exhaust Vents and Bathroom Heaters - Comments: Vent unit present. No problems observed during limited test run of appliance. 5.8 H. Garage Door Operator(s) - Comments: No problems observed during limited test run. 5.9 I. Doorbell and Chimes - Comments: No problems observed. 5.10 J. Dryer Vents - Comments: No problems noted. VI. OPTIONAL SYSTEMS 6.1 A. Lawn and Garden Sprinkler Systems - Comments: Number of zones - 8 VALVE TYPE- Automatic operation, VALVE OBSERVATIONSNOTE: Sprinklers were checked in manual mode only. No problems were observed during this inspection period. TIMER AND SUBPANEL OBSERVATIONS- No problems noted at the time of inspection. NOTE: Automatic function of the timer/control box was not tested. SPRINKLER HEAD OBSERVATIONS- No significant problems were observed during the inspection. Page 12 of 13
6.2 B. Swimming Pools, Spas, Hot Tubs, and Equipment 6.4 D. Outdoor Cooking Equipment 6.3 C. Outbuildings - Comments: 6.5 E. Gas Supply Systems - Comments: No problems noted during the inspection. 6.6 F. Private Water Wells (A coliform analysis is recommended.) 6.9 I. Fence - Comments: 6.7 G. Private Sewage Disposal (Septic) Systems 6.8 H. Whole House Vacuum Systems - Comments: No problems. 6.10 I. Other Built-in Appliances - Comments: þ 6.11 J. Security Systems - Comments: I advise the client that I do not inspect security systems. 6.12 K. Fire Protection Equipment - Comments: Page 13 of 13